Destin struggles with development guidelines

Published: Saturday, February 16, 2013 at 04:59 PM.

DESTIN — High rises and large developments may have a tougher time getting off the ground if it’s up to the City Council.

“If it were up to me, I’d kill the Tier III immediately,” Councilman Jim Bagby told his colleagues last week. “I don’t think it matches the character of this community and what we are trying to do.”

As they continue to work through the proposed Comprehensive Plan 2020, Destin officials spent most of a recent workshop debating the future of the tiering system, which guides the heights, intensity and density of development.

There now are three approved Tier III projects on the books. They are Beach Pointe Condominiums, Harbor Reflections and Caretta Dunes, which all secured development orders in 2008. Henderson Beach Resort was issued a preliminary development order in 2009.

To date, the city hasn’t received building permit applications for any of those projects.

The Fleet Marina Condominium, Emerald Harbor and HarborWalk Village Phase 2 also were proposed Tier III projects, but they either were not approved or scaled back. As of Wednesday, there has been no movement on those projects.

In fact, there have been no projects built under the Tier III guidelines, which were set after the Emerald Grande became Destin’s tallest building. The city adopted its tiering standards in 2005.

When it comes to Tier III projects, the council has long struggled to determine what would qualify as a “significant” public benefit under the development standards.

Councilman Jim Foreman, who said he was uncomfortable with Tier III developments, told the council that the tiering system was still in its “early stages” when he previously served on the council. The concern, he said, is that there is not “enough of a handle” on the benefits.

“It seems to me, that the benefit must be mutually attractive to both the applicant and the city,” he said. “It has to add value to the project in question.”

Councilman Jim Wood also supported trashing future Tier III projects.

“This is our chance to take another look at our city and see what we want,” he said. “I’m comfortable getting rid of Tier III and focusing on Tier II.”

Not everybody wanted to scrap the system.

Councilman Cyron Marler suggested keeping the system, but allowing city leaders the opportunity to review the standards and “tweak it.”

“That’s what we need to do … decide point-blank what is a Tier Three public benefit,” Marler said. “I guarantee that we are going to be in a lot of trouble over people being able to do what they want with their land.”

The key for Councilwoman Sandy Trammell was to make a clearly defined list of what constitutes a public benefit. That would make the process easier for the city and developers because there wouldn’t be a “subjective” approach. She said it would more than likely “encourage development on both sides.”

Shannon Howell, a representative for “a couple” of property owners, was the lone visitor to speak at the workshop.

“From a developer’s perspective, they (public benefits) are a huge impact,” said Howell, who noted that over the years the Tier III process has been very subjective.

Howell, who is involved in the proposed Henderson Beach Resort project, told council members that one of the developments that he was part of would have generated a $6 million economic impact in Destin.

“I would urge you to take another look … I think Tier III could be good for the city and for developers,” he said. “Penalizing these developers that have committed and spent millions and millions of dollars in the community is only going to create turmoil.”

The council made no decisions at the workshop.

The city’s Community Development Department will draft a plan to address a variety of options for council members to consider, such as striking future Tier III projects or allowing Tier III projects with modifications. City planners also will seek to address density and intensity, view corridor issues and public benefit questions.

The council will revisit the issue Feb. 25 at the City Hall Annex.

If Destin doesn’t get a handle on its vision for future developments, Bagby said there could be disastrous side effects.

“We’re going to reach a saturation point where people say ‘it’s the new Panama City Beach,’ ” he said. “We are either going to ride the wave or get swept away.”

Destin Log Staff Writer Matt Algarin can be reached at 850-654-8446 or malgarin@thedestinlog.com. Follow him on Twitter @DestinLogMatt.

Reader comments posted to this article may be published in our print edition. All rights reserved. This copyrighted material may not be re-published
without permission. Links are encouraged.

DESTIN — High rises and large developments may have a tougher time getting off the ground if it’s up to the City Council.

“If it were up to me, I’d kill the Tier III immediately,” Councilman Jim Bagby told his colleagues last week. “I don’t think it matches the character of this community and what we are trying to do.”

As they continue to work through the proposed Comprehensive Plan 2020, Destin officials spent most of a recent workshop debating the future of the tiering system, which guides the heights, intensity and density of development.

There now are three approved Tier III projects on the books. They are Beach Pointe Condominiums, Harbor Reflections and Caretta Dunes, which all secured development orders in 2008. Henderson Beach Resort was issued a preliminary development order in 2009.

To date, the city hasn’t received building permit applications for any of those projects.

The Fleet Marina Condominium, Emerald Harbor and HarborWalk Village Phase 2 also were proposed Tier III projects, but they either were not approved or scaled back. As of Wednesday, there has been no movement on those projects.

In fact, there have been no projects built under the Tier III guidelines, which were set after the Emerald Grande became Destin’s tallest building. The city adopted its tiering standards in 2005.

When it comes to Tier III projects, the council has long struggled to determine what would qualify as a “significant” public benefit under the development standards.

Councilman Jim Foreman, who said he was uncomfortable with Tier III developments, told the council that the tiering system was still in its “early stages” when he previously served on the council. The concern, he said, is that there is not “enough of a handle” on the benefits.

“It seems to me, that the benefit must be mutually attractive to both the applicant and the city,” he said. “It has to add value to the project in question.”

Councilman Jim Wood also supported trashing future Tier III projects.

“This is our chance to take another look at our city and see what we want,” he said. “I’m comfortable getting rid of Tier III and focusing on Tier II.”

Not everybody wanted to scrap the system.

Councilman Cyron Marler suggested keeping the system, but allowing city leaders the opportunity to review the standards and “tweak it.”

“That’s what we need to do … decide point-blank what is a Tier Three public benefit,” Marler said. “I guarantee that we are going to be in a lot of trouble over people being able to do what they want with their land.”

The key for Councilwoman Sandy Trammell was to make a clearly defined list of what constitutes a public benefit. That would make the process easier for the city and developers because there wouldn’t be a “subjective” approach. She said it would more than likely “encourage development on both sides.”

Shannon Howell, a representative for “a couple” of property owners, was the lone visitor to speak at the workshop.

“From a developer’s perspective, they (public benefits) are a huge impact,” said Howell, who noted that over the years the Tier III process has been very subjective.

Howell, who is involved in the proposed Henderson Beach Resort project, told council members that one of the developments that he was part of would have generated a $6 million economic impact in Destin.

“I would urge you to take another look … I think Tier III could be good for the city and for developers,” he said. “Penalizing these developers that have committed and spent millions and millions of dollars in the community is only going to create turmoil.”

The council made no decisions at the workshop.

The city’s Community Development Department will draft a plan to address a variety of options for council members to consider, such as striking future Tier III projects or allowing Tier III projects with modifications. City planners also will seek to address density and intensity, view corridor issues and public benefit questions.

The council will revisit the issue Feb. 25 at the City Hall Annex.

If Destin doesn’t get a handle on its vision for future developments, Bagby said there could be disastrous side effects.

“We’re going to reach a saturation point where people say ‘it’s the new Panama City Beach,’ ” he said. “We are either going to ride the wave or get swept away.”

Destin Log Staff Writer Matt Algarin can be reached at 850-654-8446 or malgarin@thedestinlog.com. Follow him on Twitter @DestinLogMatt.